I know laws vary by location.About 4 months ago, we had a bad rainstorm and water seeped into the bathroom through foundation due to poor drainage near the outside wall.

I never looked at the properties, I never WANT to look at the properties and I sure as shootin' don't want to paint a bathroom in one.So the question is, do I want to "control" whether a PM is spending $20 too much on a plumbing repair or do I want to control a five or six figure MONTHLY income?

I recently came across the following deal and thought I would share with everyone here and get some feedbacks on it.Single Family with 3 bedroom - of which one is master with its own bathroom. other than that the house has another 1.5 bathroom, 1 living room, 1 kitchen, no garage, but a private driveway. 

I really don’t want to deal with the township again.Also how much value will it add to the property if I can put an extra bathroom and kitchen?

Duct Heating System - most expensive but most effective Install standard duct heating in the attic and provide heat to all rooms and then patch up the floor furnace on floor and wall.Most expensive but the "best option" for even heating and to all rooms including bathroom ( total 6 or 7 vents ).Duct system probably won't block my attic ( I think ).Anybody ?

"rooms are too small", "there's only one bathroom", "stairs are narrow", "construction is bad" (I am assuming they mean because I didn't completely replace the 1950's walls and trim).Anyway, here's a "Before" and "After" of one of the kitchens.  

I appreciate all of the insight, this particular property would take a major overhall, huge wall caving in, in the garage, new roof, kitchen needs remodeled, bathroom needs remodeled, the entire yard needs redone, the whole house needs carpet, new walls in some rooms and paint, you could easily sink 50,000.00 into the home if you don't do your own work.

I then incurr the following: 1) Update bathroom and kitchen (repair, perhaps reface, cabinets; replace appliances; update fixtures to low flow), replace carpets, and paint the unit - 6 - 8K; 2) Advertise, show and fill the unit: say we do this ourselves and cheaply for nothing (if you were using a PM, it would be 1/2 to 1 months rent); 3) We are quick and only incur one month's vacancy: $700.00 In this scenario, I have costs and missed revenue totalling a minimum of 6700.00.

Originally posted by "ericsupreme":once i got outside i beat myself up pretty bad(mentally of course)I just had a mental picture of Jim Carry beating himself up in the bathroom in Liar, Liar...Lighten up, whatever happens - happens to the best!

Here is the even worse part...the tennant never showed up....what can I do...am I still obligated to fix this (light fixtures in bathroom).